1-Bedroom Residential Income
New
For Sale
$310,000
274 VALLEY STREAM LANE, Wayne, PA 19087
Upper-level unit with covered balconies, private outdoor space, and a dedicated parking space near the entrance.
Property Size1,146 SF
Price / SF$270.51
Days on Market4
Property Features for 274 VALLEY STREAM LANE
General Information
Standard status
Active
Size
1,146 SF
Total Parking Spaces
1
Property subtype
Apartment
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Amenities
wood-burning fireplace
pull-down stairs to attic storage
tiled foyer
walk-in primary bedroom closet with storage system
covered balconies
Building Details
Year Built
1985
Listing Agency:
RE/MAX Edge
(302) 750-1166
Listed By:
Jonathan J Park · License #RA-0020901
(302) 750-1166
Source:
Cummingsrealtors
Added: Aug 29
Changed: Aug 31
Last Checked: Aug 31 at 2:16PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Edge
Investment Insights
Based on property information with market context.
This 1-bedroom, 1-bath upper-level residential unit at 274 Valley Stream Lane includes covered balconies at the front and rear, with sliding glass doors from both the living room and primary bedroom. Interior features include a wood-burning fireplace, tiled foyer, pull-down attic stairs, and a walk-in primary bedroom closet fitted with a storage system. The unit was built in 1985 and measures 1,146 square feet.
A dedicated parking space is positioned near the front entrance. The monthly HOA fee includes water and roof maintenance. The property is within the Tredyffrin-Easttown school district and offers access to Chesterbrook trails, the Chester Valley Trail, Valley Forge and Wilson Parks, nearby shopping and restaurants, corporate centers, transportation corridors, Lifetime Fitness, and Valley Forge National Park.
A dedicated parking space is positioned near the front entrance. The monthly HOA fee includes water and roof maintenance. The property is within the Tredyffrin-Easttown school district and offers access to Chesterbrook trails, the Chester Valley Trail, Valley Forge and Wilson Parks, nearby shopping and restaurants, corporate centers, transportation corridors, Lifetime Fitness, and Valley Forge National Park.
Key Highlights
- 1,146‑square‑foot 1‑bedroom, 1‑bath upper‑level unit
- Front and rear covered balconies with sliding‑door access from the living room and primary bedroom
- Wood‑burning fireplace, tiled foyer, and attic storage reached by pull‑down stairs
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,488
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.71%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$229,760
$229.8K
Cap Rate 7%
$164,114
$164.1K
Cap Rate 9%
$127,644
$127.6K
Market Conditions
NOI Build-Up for 1,146 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$24.2K $21.12/SF
− Vacancy
−$3.3K −$2.89/SF
EGI
$20.9K $18.23/SF
− OpEx
−$9.4K −$8.20/SF
NOI
$11.5K $10.02/SF
Area
Delaware County, PA
Vacancy
13.70%
Lease Rate
$21.12 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$229,760
Cap Rate 7%
$164,114
Cap Rate 9%
$127,644
Alternative Uses
Best Use
Apartment 5plus
$164.1K
$143.6K – $191.5K
NOI $11,488 @ 7.0% cap · market cap 3.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$347.5K
$304.0K – $405.4K
NOI $24,322 @ 7.0% cap · market cap 7.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
Explore this area
Business Placement
Demographics for 19087, PA
33,501
Population
12,829
Households
2.6
Avg Household Size
40
Median Age
78%
College-Educated
97%
High-School Grad
15.6 sq mi
ZIP Area
2,148
Density / Sq Mi
$165,451
Median Household Income
$71,234
Median Earnings
$2,130
Median Rent
$693,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Upper-level unit with covered balconies, private outdoor space, and a dedicated parking space near the entrance.
Where is this residential income property located?
The property is located at 274 VALLEY STREAM LANE Wayne, PA.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: 1,146‑square‑foot 1‑bedroom, 1‑bath upper‑level unit; Front and rear covered balconies with sliding‑door access from the living room and primary bedroom; Wood‑burning fireplace, tiled foyer, and attic storage reached by pull‑down stairs
